4905 Mount Sinai Church Rd · Shiloh, SC 29080

$129,900

4 bd · 2.0 ba · 1,456 sqft · Other public records · 32 Days on market

Built 2020 Good condition 0.31 ac lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This 2020 Clayton home has 3-bedrooms and 2 bathrooms on 0.31 acres. Features include new carpet and blinds. New refrigerator, stove, well and HVAC will be installed. Kitchen island.

Key facts

• 0.31 acre lot
• Built 2020
• Listed 31 days

Property features AI

Exterior

• Utilities: Septic tank sewer
• Home design: Manufactured home; Residential property; 1,568 above-grade finished area
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($701/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (6.8% below list).
• Recommended offer: $121k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#278 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, employment B+; Watch: schools F, crime F, amenities F.
• Sumter 01 (urban): math 18% / reading 28% proficiency, ranked #64 of 80 in SC (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($898 loan paydown + $1k appreciation (1.1% local appreciation)).
• Sumter County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,030 (6.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.19×
• Total profit: $6,843
• Equity at exit: $45,063

10-year hold

• IRR: 8.0%
• Equity multiple: 1.99×
• Total profit: $36,052
• Equity at exit: $60,443

Cash invested: $36,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29080

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $58

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $129,900 Active 32 DOM
2. 2026-06-18
   days on market $129,900 Active 31 DOM
3. 2026-06-17
   days on market $129,900 Active 30 DOM
4. 2026-06-16
   days on market $129,900 Active 29 DOM
5. 2026-06-15
   days on market $129,900 Active 28 DOM
6. 2026-06-14
   days on market $129,900 Active 26 DOM
7. 2026-06-13
   days on market $129,900 Active 25 DOM
8. 2026-06-10
   days on market $129,900 Active 23 DOM
9. 2026-06-09
   days on market $129,900 Active 22 DOM
10. 2026-06-08
    days on market $129,900 Active 21 DOM
11. 2026-06-07
    days on market $129,900 Active 20 DOM
12. 2026-06-02
    days on market $129,900 Active 15 DOM
13. 2026-06-01
    days on market $129,900 Active 14 DOM
14. 2026-05-31
    days on market $129,900 Active 13 DOM
15. 2026-05-30
    days on market $129,900 Active 12 DOM
16. 2026-05-18
    listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,524
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,779
• Taxable loss: −$1,454
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,050/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This 2020 Clayton home is in good condition with new updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace light fixtures — Modern light fixtures improve the home's appearance and energy efficiency.
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers/renters.
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal, especially at night.
• Both Upgrade appliances — Upgrading appliances can increase the home's value and appeal to potential buyers/renters.
• Both Add a small garden or landscaping feature — A small garden or landscaping feature can enhance curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace light fixtures — Modern light fixtures improve the home's appearance and energy efficiency. ↑
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers/renters. ↑
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal, especially at night. ↑
• Both Upgrade appliances — Upgrading appliances can increase the home's value and appeal to potential buyers/renters. ↑
• Both Add a small garden or landscaping feature — A small garden or landscaping feature can enhance curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sumter 01
• NCES district ID: 4503902
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $40,423
• Composite: 19.45/100
• National rank: #8775
• State rank: #64 of 80 in SC

Livability — Shiloh

• Score: 57/100
• State rank: #278
• US rank: #21945

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B+ Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,784

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 104,585 people
• By 2030: 102,282 · -2.2%
• By 2040: 96,258 · -8.0%
• By 2050: 89,592 · -14.3%
• By 2075: 74,715 · -28.6%
• By 2100: 60,235 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 30% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Sumter

• 2024 margin: Toss-up / Even · D 51.9% · R 47.0% · Other 1.2%
• 2008→2024 swing: -10.6pp toward R · 2008: 15.4pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+13.0 2016: D+12.0 2012: D+17.5 2008: D+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.11%
• Current HPI: 93.7365
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

1 event — show timeline

• 2026-05-18 Listed $129,900 RAGPD

Property tax history

-25.6%/yr

Latest (2025): $152 · +1.2% YoY. Source: county tax records.